38' height bonus approved for attainable and workforce housing

By Zach Clemens

Trail-Gazette

Posted:
06/29/2017 01:27:02 PM MDT

The Estes Park Town Board of Trustees heard arguments for and against the new proposed height increase to new workforce and attainable housing at their regular meeting on Tuesday night, and approved an amendment to allow the height increase in both attainable and workforce housing through a close vote.

Ordinance No. 20-17 is an amendment to the Estes Valley Development Code, which was originally passed by the board at their June 13 meeting, and gave the ability to construct housing up to 38'. The Estes Valley Planning Commission took contention with the passage of the ordinance, with many members of the EVPC saying that the ordinance was misrepresented at the Town Board meeting, and the EVPC never intended for the ordinance to include attainable — or affordable housing.

Members of the EVPC were at the trustee meeting, to explain to the board why they did not support the height extension for both workforce and attainable housing.

EVPC Chair Mike Moon spoke before the board, first going over the history of the proposed changes, and how the confusion occurred.

"I unfortunately muddied the waters and asked for the wording to be the same for this height bonus as it was for the density bonus," Moon said, "At that point our proposal unwittingly changed to include attainable housing with workforce."

Moon said he believes the town has a great need for workforce housing and that housing is a core reason for Estes Park continuing to be a premiere mountain destination. Moon requested clarification and policy direction for workforce housing going forward.

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Community Development Director Randy Hunt presented the board with a couple different tweaked amendments that allows both workforce and attainable housing to be built with the height allowance, and an amendment that only allows workforce housing to use the 38' height.

Greg Rosner, Estes Park resident and representative of the Estes Park Economic Development Commission said this amendment needs to include both workforce and attainable housing.

"[Eliminating attainable housing] would eliminate the primary column of capital that has provided all of the capital that has built housing in Estes," Rosner said.

If new housing is labeled attainable housing, federal funds given as a tax credit to the developer lowers the cost of construction and therefore lowers the cost of renting, therefore creating affordable housing. Rosner argued that if this height bonus was designated only for workforce housing, it would eliminate a big funding stream from the federal government.

"Where is that capital going to come from [when it is designated for only workforce housing]?" Rosner asked. "It is going to come from private investment and it is going to be too expensive if you pass this, it is not going to happen."

He said the town will have to either give free land, fees put on hold, or another way, but it will come out of the budget of the town. This would be an unfunded mandate, Rosner said.

"I am hoping that this is an unintended consequence of the Planning Commission," Rosner said. "They have now destroyed the reason to go up to that next floor. Do not restrict this to workforce housing, that would be a big mistake."

Lindsay Lamson, president of Estes Area Lodging Association and member of the Visit Estes Park Board of Directors, suggested a sunset clause of 18 months, and if the ordinance isn't working then it can be removed.

After a much longer discussion, with speakers debating all sides of the issues, Trustee Bob Holcolm made a motion to pass Ordinance No. 20-17, which gives the height bonus to both workforce and attainable housing without a sunset clause. The motion passed by a vote of 4 to 3, with Mayor Todd Jirsa, Trustee Cody Walker and Trustee Ron Norris voting against it.

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